At ABIS we have developed an approach to conducting inspections that is both very thorough and but also efficient. The combination of well-trained inspectors with many years of experience, coupled with a unique computer aided inspection system, means that the average onsite time is around an hour and a half.
ABIS has answered questions that have been asked by clients when completeting building inspections, you can find the answers below. If you have a question that is not listed you can contact us and we will gladly try our best to provide you with a detailed answer.
Building inspections are an important part of the process of purchasing, building or selling a house to give you or the buyer of your property information about the property so that the transaction can proceed with confidence.
Typically, the purchaser will pay for a building and pest inspection when buying a new or existing home.
It is also becoming increasing popular for those about to sell their homes to have a building and pest inspection undertaken and to make that inspection available to any prospective purchaser. This is a useful aid to the selling process especially if the property is going to auction.
Typically between $300 and $600 depending on the size and type of home.
Our combined Building and Pest Inspections with thermal imaging
There are 6 Building Stage Inspections in total including the Handover or Practical Completion Inspection being the culmination of the build process and a Warranty Inspection at the end of the first year. We urge you to consider undertaking these inspections to ensure that your property is constructed to a high standard.
Understandably, if you're the vendor you are keen to present your home in its best possible light so it sells for its best price quickly. Because nasty surprises are what scare buyers, transparency is the best policy. It's better to have a thorough understanding of all your property's faults right up front so you can either rectify them or recognise them in your contract negotiations rather than having your buyer unearth them later.
The Neighbourhood Disputes (Dividing Fences and Trees) Act 2011 deals only with dividing fences and trees. It does not deal with retaining walls, except in very limited circumstances. The Act does however state that a fence is not a retaining wall. This is because retaining walls serve a different purpose than fences.
It is preferable to set expectations regarding inspections and site access with the builder up front. If possible, have the right to conduct inspections at each stage included in your build contract.
Yes, you are most welcome to be at the inspection. However, years of experience have taught us that the best time to communicate with you is after you have read your report. This makes sure that all the relevant information is communicated to you fully before you make any decisions in relation to the property.Your Inspector has been instructed to encourage you to read the report and then to contact the ABIS office if you have any questions rather than to have an informal verbal report at the end of your inspection.
The level of detail in our documentation will depend upon the type of inspection. For example, if our Inspector is conducting a Building and Pest Inspection on an older property, he may not note the chipped bricks unless they contribute to a structural defect, or conditions conducive to structural defects.
When our Inspectors find active termites they endeavour to identify the species of termite as differing species behave differently. They also endeavour to source the entry points to the house and document the extent and severity of damage to the property without disturbing the termites. Our Inspector will also document evidence of previous termite management. If you are the buyer, you can then decide whether to continue with your purchase, perhaps negotiating termite management and damage repair.
In compliance with Australian Standards and best practice, our reports will clearly spell out which areas of a house were not visible because they were either not accessible, or partially or completely obstructed and for what reason, so you can choose to make further special investigation of these areas should you be concerned.
This is probably the one area in life for which there is no "pass" or "fail".
A professional Pest and Building Inspection is an examination of the property's current condition, conducted according to Australian Standards. It is not an appraisal, which determines market value, nor a council inspection, which verifies compliance to local government legislation.
There are many things to consider when buying a property. For example, how busy is the road, the type of neighbourhood, proximity to schools, hospitals, shopping, community facilities, and public transport to name a few. You also need to consider what is potentially in your neighbouring yards.
When you have a new home built or when you buy a new home from a builder or developer, the warranty against major structural defects applies for 6 years. However, for less significant non-structural defects the builder is only responsible for rectifying issues for 12 months after Practical Completion. Because of this, we recommend that before 12 months after Practical Completion and your Handover Inspection, you have a further Warranty Inspection undertaken to identify any non-structural defects, omissions or untradesmanlike work so the builder can rectify them.
During the Handover Inspection we conduct a very comprehensive inspection detailing any untradesmanlike work, inappropriate materials, incomplete work, omissions, non-structural defects, and structural issues. We also complete a Timber Pest Inspection on your new property. This may seem unnecessary, but it is not uncommon for the termite management system to be compromised during the building process.
When buying off a plan it is always wise to make your contract conditional upon a Building and Pest Inspection by an independent licensed professional.
Being a newly constructed property, we conduct a Handover Inspection to ensure that the Builder has completed all work to an recognised, satisfactory standard, itemising any untradesmanlike work, inappropriate materials, omissions, incomplete work, as well as any non-structural defects and structural issues (Please note: With strata title properties we cannot inspect common property).
This is a commonly asked question. We recommend getting an inspection at each Stage of your home's construction. These are broken up into 6 Stages in total consisting of 4 Building Stage Inspections culminating in Handover at Practical Completion and followed up 12 months later by a Warranty Inspection. You can choose the entire package or select a few... the choice is yours!
You are always welcome to be at the inspection.
However, experience has taught us that the best way to communicate with our clients is after they have read their written report. This makes sure that all the relevant information is communicated to you fully before you make any decisions in relation to the property. Please do not make any decisions based solely on what the inspector says to you during, or at the end of the inspection.
We at ABIS inspect as much of the roof space or void as we safely can. We are of course guided by Workplace Health & Safety laws and good practice and consequently there will therefore be a number of situations when your inspector will not be ably to safely get into the roof space.